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HomeMy WebLinkAboutPD 24-04Report Number: PD 24-04 Date: August 26, 2004 From; Neii Carroll Director, Planning & Development Subject: City Initiated Zoning By-law Amendment Application A 23/03 City of Pickering in association with Pine Ridge Parkway Ltd. (formerly 1331301 Ontario Inc.) Part of Lot 21, Concession 1 (Northeast corner of Pickering Parkway and Glenanna Road) City of Pickering Recommendation: That Zoning By-law Amendment Application A 23/03, be APPROVED as set out in the draft by-law attached as Appendix I to Report PD 24-04, to amend the existing zoning on the subject property to permit a variety of Office and Commercial uses to implement the City's Official Plan Designation, submitted by the City of Pickering in association with Pine Ridge Parkway Ltd. (formerly 1331301 Ontario Inc.), on lands being Part of Lot 21, Concession 1 (1450 Pickering Parkway), in the City of Pickering. That the amending zoning by, law to implement Zoning By-law Amendment Application A 23/03, as set out in Appendix I to Report PD 24-04; be FORWARDED to City Council for enactment. Executive Summary: The City has initiated this application at the request of the office of the Chief Administrative Officer to work with the owner, Pine Ridge Parkway Ltd., to change the zoning by-law to permit a variety of office and commercial uses on lands located at the northeast corner of Glenanna Road and Pickering Parkway. The City currently owns an old road allowance (Sheridan Mall Parkway) in the northeast sector of the site, and Pine Ridge Parkway Ltd. owns the remainder of the site (see Location Map, Attachment #1). Both properties are currently vacant, however Regional water and sanitary sewers cross the City owned lands. Council has directed staff to proceed with the declaration of the City owned parcel as surplus and to conduct an appraisal of the lands. ¢:s. Siec:: Z.cnin~ B,/-.,aw .&mendmen.: Application A 33/03 Date: A -/enicutar access easement dissects the properties to allow for access to the apartment complex to the north. This access will be maintained, but relocation may be necessary as determined through the site plan process. Parking requirements will be determined in the by-iaw by the type of use introduced on the property. 7'he Pickering Downtown Core Development Guidelines are in place to guide development of a downtown for Pickering that will be a major regional landmark and destination. These guidelines support an increased intensity and mix of uses in the downtown. It is recommended that the application be approved and that the draft by-law be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Sale of surplus City lands will bring revenue to the City. Background: 1.0 Comments Received 1.1 At the December 18, 2003 Information Meeting (see text of Information Report, Attachment #2) Public Comment Mr. F. Adriau (Pickering Place Supervisor) looking forward to a well designed building; tree preservation to be taken into account; access to apartment complex to the north must be retained; Applicant's Comments Bob Oldman (Pine Ridge Parkway Ltd.) - no comments; Ron Taylor (Economic Development Officer) - rezoning is being processed in conjunction with the City's disposition and sale of excess land procedures; ~Da~e: August 26, 2004 Agencies: Durham Region Planning Department Ministry of Transportation - conforms with Regional Official Plan; - no Provincial interests identified - the City will have to convey additional easements through their publicly owned lands, prior to transferring ownership to Pine Ridge Parkway Ltd.; Regional water and sanitary sewer crosses the City owned lands; no permanent structures or underground to be installed within the limits of the existing or future Regional easements, without prior consent or location approval from the Regional Works Department; Regional Works Department reserves the right to comment further with respect to services, until the submission of a site plan or land division application; (see Attachment #3); no objection in principle; any new buildings must be set back a minimum of 14.0 metres from the north road allowance of Pickering Parkway; - permits are required prior to any construction being undertaken due to the proximity to Highway 401; (see Attachment #4); 1.3 City Departments: Development Control I - no specific comments; 2.0 2.1 2.1.t Discussion Use and Compatibility Uses will be compatible with the surrounding downtown area. The Official Plan designates this area as "Mixed Use - Downtown Core", which permits a broad range of uses to be considered for the site. The Picketing Downtown Core Conceptual Design Plan for the Town Centre Neighbourhood identifies the northeast corner of Pickering Parkway and Gienanna Road as an Office/Employment area. It is recommended that office uses (business & professional), commercial uses (retail stores & personal service uses) financial institutional and restaurant uses be permitted by the new zoning for these lands. PO £4-04 Zoning By-aw AmenC, mem ,Application A £3/03 Date: August 26, 2004 ':-"age ..~ 2.2 2..2.! 2,3 2.3.1 Ail uses will be compatible with the surrounding area (see Attachment #5 - Downtown Core Conceptual Design Plan). Parking Off-street parking requirements will reflect the standards imposed elsewhere in the downtown area. To ensure that off-street parking can be accommodated, standards that have been used elsewhere in the City to effectively control future development of the sites within the downtown will be implemented on this site (see Attachment #6 - Off-Street Parking Table). It is recommended that only one restaurant with a minimum floor area and specific parking standard be implemented if it is the only use on the site. It is further recommended that the amount of gross leasable floor space for medical office uses be restricted to 1000 square metres to ensure that the demand for parking does not exceed the supply. Downtown Core Development Guidelines & Zoning By-law Performance Standards Implementation of Downtown Core Development Guidelines through recommended By-law Provisions. The Downtown Core Guidelines require that on the northeast corner of Pickering Parkway and Glenanna Road, a base building be constructed with a minimum height of 2 storeys to a maximum height of 6 storeys. In addition, building(s) on this property should be designed in such a way that it frames the intersection of Pickering Parkway and Glenanna Road. The design of the lands at Pickering Parkway and Glenanna Road intersection should have high regard to quality streetscape treatments such as lighting, signage, outdoor seating, and street trees where appropriate. These treatments should be designed for Pedestrian scale, access and safety. To encourage pedestrian activity and foster appropriate downtown character, it is recommended that no drive-thru's be permitted in conjunction with any of the recommended uses. ~eoo~ PO 2.4-0a }~,ciec:: Zsning By-iaw Amendmen'~ Application A 23103 Date: August 26:2004 Sage 5 2.3.2 2.3.3 2.3.4 it is recommended that the site be developed predominatety for non-retail uses. Use restrictions will be implemented through the zoning by-law. Office uses (Business/Professional), financial institutions and/or restaurant uses will be required to occupy a minimum 75% of any proposed building. Retail and Personal Service uses will be limited to 25% of the gross leasable floor area of any building. Further, to avoid the establishment of several small-scale food establishments it is recommended that a restaurant use be a minimum of 500 square metres in size. A restaurant would also be permitted as a stand-alone use, provided it meets the minimum floor area requirement. Building setbacks will encourage development toward the corner of Pickering Parkway and Glenanna Road. It is recommended that a building setback between 0.0 metres and 6.0 metres be implemented along both the Pickering Parkway and Glenanna Road frontages. These setbacks will mirror the setbacks implemented on the northwest corner of Pickering Parkway and Glenanna Road (Pickering Town Centre). Implementation of a minimum and maximum setback will ensure that a building is located in close proximity to the streets, thus framing the intersection of Pickering Parkway and Glenanna Road as per the Downtown Core Development Guidelines. Establishment of a Build-to-Zone (BTZ) will promote a pedestrian environment with buildings close to the street. The establishment of a Build-to-Zone is being recommended to ensure that development will comply with the intent of the Official Plan policies and development guidelines. The BTZ will be established along the Pickering Parkway and Glenanna Road frontages, and 70% of the length of the BTZ shall be occupied by a building. Building Height will be regulated through the proposed Zoning By-law. Building height should be regulated to ensure that buildings do not overshadow this corner of the downtown area nor interfere with the views of the municipal building located to the north. The following chart outlines minimum and maximum heights that will be implemented through the proposed zoning by-law. Date: August 26, 20OZ Zoning ~/-,:sw ~Amendme~'~t Appiicstion A 23/03 Areas Within the Build-to-Zone and abutting Glenanna Rd. & Pickering Parkway All other areas Buiidinq Hei.qht Minimum 6.5 metres (2 storeys) Buildin.cl Height Maximum 13.0 metres (4 storeys) None 27.0 metres (6 storeys) The desired outcome is to provide a pedestrian friendly streetscape by framing future development to the street, while maintaining the site's ability to function and accommodate a wide variety of uses. 3.0 Applicant's Comments Pine Ridge Parkway Ltd. is aware of the content of this report and they have reviewed the draft by-law. Bob Oldman on behalf of Pine Ridge Parkway Ltd. requests that the zoning by-law permit "drive-thru's" in association with established uses. APPENDIX: Appendix I: Draft By-law Attachments: 2. 3. 4. 5. 6. Location Map Information Report Comments from the Region of Durham Planning Department Comments from the Ministry of Transportation Downtown Core Conceptual Design Plan Off-Street Parking Table Date: Aucust o¢, on,~z Approved / Endorsed ~y: Neil Carry, RPP Director, ~lannin§ & ~evelopment Lynda Taylor, MCIP, RPP Manager, Development Review GXR:Id Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Cou~ Thomas J. Quinn, ~hief Administr~ti~Officer DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 23/03 Being ~ By-law '.~o amend Restricted Area (Zoning) By-law 3036, as amended by By-law 1346/81 to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of Lot 21, Concession 1, City of Picketing. (A 23/03) WHEREAS the Council of The Corporation of the City of Pickering passed By-law 1346/81, amending By-law 3036, to permit uses that are in compliance with the relevant provisions of the City of Pickering Official Plan, including amendments and modifications, on the subject lands, on Part of Lot 21, Concession 1, in the City of Pickering. AND WHEREAS the Council of the Corporation of The City of Pickering now deems it desirable to further amend By-law 3036, by repealing and replacing By-law 1346/81, to permit a variety of office and commercial uses on the subject lands, on Part of Lot 21, Concession 1, in the City of Pickering; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: SCHEDULE I & II Schedule I & II attached to this By-law with notations and references shown thereon is hereby declared to be part of this By-law. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lot 21, Concession 1, in the City of Pickering, designated "MU-19" on Schedule I attached to this By-law. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. DEFINITIONS In this (1) By-law, "Build-to-Zone" shall mean an area of land within which all or part of a building or buildings or part of a structure of structures are to be located; (2) "Business Office" shall mean a building or part of a building in which the management or direction of business, a public or private agency, a brokerage or a labour or fraternal organization is carried on and which may include a telegraph office, a data processing establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting station and related studios or theatres, but shall not include a retail store; (3) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (4) "Functional Floor Level" shall mean an enclosed building storey containing an area of at least 50% of the building's ground floor area, and a ceiling height suitable for the intended use; '.%,'oss _easai~ie Fioor Area" shaii mean ~.he aggregate of the floor al'eas :f ali storeys above or below estaDiisned :grade, designea for 3wne~' .3.~ ienant :ccupancy or exclusive use only, but axciuding storage :areas below established grade; · ,._o~. shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes th~ whole of a lot or block on a registered plan of subdivision; (b) "Lot Coveraqe" shall mean the percentage of lot area covered by ali buildings on the lot; (c) "Lot Fronta.cle". shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; (7) "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or a dressmaking shop or a photographic studio, but shall not include a body rub parlour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; (8) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, and engineer, a lawyer or a physician, but shall not include a body rub parlour as defined in section 224 (9)(b) of The Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; (9) "Restaurant - Type A" shall mean a building or part of a building where food is prepared or offered or kept for retail sale to the public for immediate consumption on or off the premises, but shall not permit a drive-thru; (10) "Retail Store" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles or things are stored, kept and offered for retail sale to the public; 5. PROVISIONS (1) Uses Permitted ("MU-19" Zone) No person shall within the lands zoned "MU-19" on Schedule I attached to this By-law use any lot or erect, alter or use any building or structure for any purpose except the following: (a) business office (b) financial institution (c) personal service shop (d) professional office (e) restaurant - Type A (f) retail store (2) Zone Requirements ("MU-19" Zone) No person shall within the lands zoned "MU-19" on Schedule I attached to this By-law use any lot or erect, alter or use any building except in accordance with the following provisions: -3- {a) SU!LDING RESTRICTIONS: Suiidin6 Location and Setbacxs: A Suiidings and structures shall comply with the minimum and maximum building envelope illustrated on Scneduie 11 attached hereto. B A minimum of 70% of the 40.0 metre Build-to-Zone must be occupied prior to the erection of any other buildings or structures on the subject lands. C The build-to-zone illustrated on Schedule 11 attached hereto shall have located within it a building or buildings, or part of a building or buildings, which must occupy the minimum percentage of the build-to-zone as stated in clause B above. -D Notwithstanding clause B above, a deck, patio, or any building addition having a gross floor area less than 10 square metres, shall not be considered to be a building or part of a building for the purpose of satisfying the requirements of that clause, only. (ii) Building Height: A Within the Build-to-Zone and abutting Glenanna Rd. and Pickering Parkway: - minimum 6.5 metres (2 storeys); - maximum 13.0 metres (4 storeys); B Within the building envelope, but beyond clause A above: - maximum 27.0 metres (6 storeys); (b) PARKING REQUIREMENTS: (i) For a restaurant - Type A, when it is the sole use on the site, there shall be provided and maintained a minimum of 5.5 parking spaces for every 100 square metres of gross leasable floor area; (ii) For all other uses, there shall be provided and maintained on the lands a minimum of 4.5 parking spaces for every 100 square metres of gross leasable floor area, for the first 1,000 square metres of gross leasable floor area, and 2.5 parking spaces per 100 square metres of gross leasable floor area, for all floor area in excess of 1,000 square metres or part thereof; (iii) Clauses 5.21.2 (a) and (b) of By-law 3036, as amended, shall not apply on lands designated "MU-19" on Schedule I attached hereto; (iv) Notwithstanding clauses 5.21.2 (g) and 5.21.2 (k) of By-law 3036, as amended, all entrance and exits to parking areas and all parking areas shall be surfaced with brick, asphalt, or concrete, or any combination thereof; (c) SPECIAL REGULATIONS: (i) The aggregate gross leasable floor area for all medical office uses shall not exceed 1000 square metres. (i~) The maximum aggregate leasable floor area for all retail and personal service shop uses shall not exceed 25% of the gross leasable floor area for all building(s) on the site. '.iii) 'Fhe minimum gross ieasabie .,floor ares for any restaurant - Yype ,~ ~hall be 500 square metres. {iv} a.J! uses, other ~han parking, shall take oiace ~.ndreJ~¢ ,vithin ~.nciosed buildings or structures with ;so outside storage or display; (v) No drive-thru component shall be permitted with any use on site. (vi) No parking shall take place within the Build-to-Zone. BY-LAW 3036 By-law 3036, as amended, is hereby further amended by repealing and replacing By-law t346/81, to give effect to the provisions of this By-law as it applies to the area set out in Schedule ! attached to this By-law. (2) Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second and third time and finally passed this day of ., 2004. Dave RY~l~~' Bruc~Taylor, Clerk BLOCK 14 40M-t23t ~OM-i 23! /  / / '~ / ~ / ~ / MU-19 SCHEDULE T TO BY-LAW PASSED THIS DAY OF 2004 MAYOR C~_:RK 3LOCF; ~ 3 40M-i 231 BLOCK 1/z '~ /' / / ~ BUILD-TO-ZONE // , LANDS AFFECTED BY THIS BY-LAW SCHEDULE Tr TO BY-LAW. PASSED THIS DAY OF 2004 MAYOR CLERK ~ 0 NED ~ I ~ ~AYLY ") I ' C~ of. ickering Planning & Develop'merit Depa~ment PROPER~ESORIPTION PART OF LOT21, CONCESSION 1 , ~ ~ FOR DEPARTMENT USE ONLY PN~ PA- ' PICKERING INFORMATION REPORT NO. 25-03 FOR PUBLIC INFORMATION MEETING OF December 18, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: City Initiated Zoning By-law Amendment Application A 23/03 City of Pickering in association with Pine Ridge Parkway Ltd. (formerly 1331301 Ontario Inc.) Lands owned by the City of Pickering Part of Lot 21, Concession 1 and Lands owned by Pine Ridge Parkway Ltd. (formerly 1331301 Ontario Inc.) 1450 Pickering Parkway Part of Lot 21, Concession 1 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject properties are approximately 0.41 hectares (Pine Ridge Parkway Ltd.) & 0.26 hectares (City of Pickering) in size (0.67 hectares total), and located at the north-east comer of Glenanna Road and Pickering Parkway .(see Attachment #1 - Location Map); the properties are currently vacant; the City owned land is a remnant portion of a closed road allowance (Sheridan Mall Parkway); - an apartment complex is located to the north and east; Highway 401 and the Veridian Office Building is located to the south; and the Pickering Town Centre to the west. Page ?.: 3,0 3.i 3.2 3.3 3.4 the City of Pickering, in association with Pine Ridge Parkway Ltd., proposes to amend the existing zoning on the subject lands to permit a variety of Office and Commercial uses to implement the City's Official Plan designation. OFFICIAL PLAN AND ZONING Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Main Central Area"; the goal of the designation is to develop these areas as focal points of activity, interest, and identity; create people-oriented places that are accessible by public transit and an extensive pedestrian network; characterize these areas with distinctive forms of art and architecture; the proposal appears to comply with this designation; Pickerinq Official Plan the subject property is designated "Mixed Use Areas - Downtown Core" within the Town Centre Neighbourhood; this designation permits a wide range of residential, retailing of goods and services, offices, restaurants, community, cultural and recreational uses serving City-wide and Regional levels, as well as special purpose commercial uses; Schedule II of the Pickering Official Plan -"Transportation Systems" designates Glenanna Road and Pickering Parkway as a Type C - Arterial Roads; Town Centre Neiqhbourhood encourages the highest mix and intensity of uses and activities in the City in this neighbourhood; Pickerinq Downtown Core Development Guidelines to create a downtown for Pickering that will be a major regional landmark and destination for workers, shoppers, and visitors; to establish a strong civic and cultural focus for Pickering; to support an increased intensity and mix of uses in the downtown and provide a range of housing, employment, retail, and entertainment opportunities; to support a coherent and identifiable public realm, and provide a safe, accessible inviting, and comfortable pedestrian environment; nformatJon ~epcn ~io..--.r, ~,~ Page 3 3.6 4.0 4.1 4.2 · 4.3 geveiopmen~ GuideiJnes 'for Pickerinq ParkwaviG~enanna Acaa Are~ - Pickering Parkway and Glenanna Road should have high quality streetscape treatment which includes paving materials, signage, lighting, outdoor seating, display areas, street trees, flower boxes, waste and recycling containers, and bicycle racks where appropriate; Glenanna Road (south of Kingston Road) will become the main pedestrian destination incorporating wide sidewalks, special streetscape treatments, and improved links to the current and future land uses by the use of medians; - Pickering Parkway should be similar to Glenanna Road with respect to streetscape treatments; - buildings at the intersection of Glenanna Road and Pickering Parkway should be base buildings only (2-3 storey minimum to 6-7 storey maximum) to allow for views of the Civic Complex and clock tower; base buildings should be designed to frame the street and have their front wails parallel to the street and occupying at least 70% of the street frontage, and in corner lots, most of the frontage of both streets; - the corner of Glenanna Road and Pickering Parkway has been designated as Office/Employment within the City of Pickering's Downtown Core Conceptual Design Plan; Zoninq By-law 3036 the subject property is currently zoned "H"- Holding Zone by By-law 3036/00, as amended by By-law 1346/81; no uses are permitted on-site until the "H" - Holding Symbol has been lifted, at which time such lands must be developed in compliance with the relevant provisions of the City of Pickering Official Plan, including amendments and modifications. RESULTS OF CIRCULATION Resident Comments - no resident comments have been received to date; Agency Comments - no agency comments have been received to date; Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: Use · the compatibility of potential Uses with the surrounding built form; 'nfc. rmation Repo~-qo. 25-03 Page 4 5.0 Parklnq examination of the parking requirements for uses To ensure minimum on-site parking is available; evaluate parking options to determine if floor space limitations are required for certain land use; evaluate the maximum parking capacity of the site; Downtown Core Development Guidelines · ensure that all objectives/guidelines within Development Guidelines are being considered: the Downtown Core · to create a downtown for Pickering that will be a major regional landmark and destination for workers, shoppers, and visitors; · to establish a strong civic and cultural focus for Pickering; · to support an increased intensity and mix of uses in the downtown and provide a range of housing, employment, retail, and entertainment opportunities; · to support a coherent and identifiable public realm, and provide a safe, accessible, inviting, and comfortable pedestrian environment; Other Matters · coordinate the disposition of City lands through the rezoning application; · review the vehicular access points in and out of the site; · ensure that the vehicular access to the residential area to the north is appropriately maintained; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. nfcrmaticn '~epo~ qo. 25-03 Page 5 OTHER ~NF©RIVIATtON ~&i Ap~)endix No. ~ list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Properties Principals City of Pickering; (Ron Taylor, Economic Development, 905.420.4660, extension 2292); Bob Oldman - Pine Ridge Parkway Ltd. (formerly 1331301 Ontario Inc.). ORIGINAL SIGNED BY ORIGINAL SIONED BY Geoff Romanowski Planner I GXR:Id Attachments Lynda Taylor, MCIP, RPP Manager, Development Review Copy: Director, Planning & Development INFORMATION REPORT NO, 25-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) none received to date; The Reg,~o, nai ,~/lunicipali~' of Durham Planning Department 1615.DUNDAS ST E, 4TM FLOOR, LANG TOWER WEST BUILDING .PO 'BOX 623 WHITBY ON LIN 6A3 "3,~NADA J5-728-7731 Fax: 905-436-6612 Emaih planning@ region.durham.on.ca www, reglon.aurnam,on.ca A;L. Georgieff; M¢IP, RPP Commissioner of Planning Geoff Romanowski, Planner I Planning & Development Department One the Esplanade Picketing, Ontario LI V 6K7 Dear M'r. Romanowski: Re: Zoning Amendment Application A.23/03 Applicant: 1331301 .Ontario Limited in Association with the City of'Pickering Loca. tion: Part of'Lot'21, Concession t Municipality: City of PiCkering We have reviewed this application and .the following comments are offered with-respect'to'the Durham Regional Official Plan, the proposed method of serviCing, and the delegated provincial plan review responsibilities. The applicati°n proposes to .rezone the subject property'to permit a variety 'of office and'commercial uses. Durham F{eqionat Official Plan The subject:lands are designated "Main.Central Area" in the Durham Regional OffiCial Plan. Lands Within this designation are to be planned and developed as the main concentrationsof Urban activities within area municipalities providing a.fully integrated array~of community, office, service and shopping, reCreational, and .'residential uses. The prOposed amendment confOrms to-the policies of'the Durham Regional Official Plan. Service-*-x~efience DluniCipai Servicinq An existing 300mm watermain is located within a 6.0 metre Regional easement and a.200mm sanitary sewer located.within-a 9.0 metre Regional easement, which crosses the 1331301 Ontario Limited lands. The Region will require the City to convey additional easements through their publicly owned lands, prior to .transferring ownership'to 133t30! Ontario Limited: The applicant should be advised that a Regional vvatermain and Regional sanitary sewer crosses the :CitYrowned lands. The Region will not permit any permanent structures or underground 00% Post Consumer services ~ose installed within the iimits 01 the ex~sdna, and/or iuture R.egicnat easements, without prior co'nsem or location, approva~ from the Regional'~.A/orks Department. The Regional..WOrks Department reserves the right to comment fu,!her with respect to Regional services at the time of submission of a site plan application and/or land division application. Provincial' Plan Review ResponSibilities The application has been. screened in accordance With the provincial plan review responsibilit, ies. No provincial interests are affected bY the proPosaL If .you have any questions or require additional' information, me. Yours tr~ '. y '\ . Ra~¢~)avies, Planner Current Operations Branch. ' please call cc: Rob Roy, Durham Region'Works Department R:\t r~inin [~rd~zonin gkpickerfn g a2.3-~)3.doc Ontario Phone: (4t6) 2352'.267 imgh. fyffe~m.to.gov.on.ca . ' ' r k ana~ement Office ? Floor, "Bu/Id/ng 201 W[l~on Avenue Downsview', December 03, 2003 OF P1CKERING ~P~,J~NN~NG & DEVELOPMENT DEPARTMENT Notice of Public tVl[eeting Zoning Amendment Application - A23/03 1450 Pickering Parkway Part of Lot :~1, Concession 1 City of Picketing Dear Mr. Taylor: The ministry has no objection in principle ~;o the noted apphcation, but not the following comments. minimum of 14m (46 feet) from the..~mad allowance ofPmkenn§ eamway, r-urmer, no mmspen arrangement, traffic and otherwise .~hould utilize the 14m setback. The owner should be made aware that ministry permits are required prior to any construction be/rig undertaken. Ministry permits are also required for all signs visible to the highway. Further information on our permit requirements is available from our office by contacting Mr. Ken Sherbanowsld, Perm/ts Officer, at 416-235-5560), As Pm of our permit review process, we will require the subraission ora Stormwater Management Report for our review and approval. // (D (13